HomeMy WebLinkAbout10-09-2006
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WASHINGTON
PLANNING & COMMUNITY
DEVELOPMENT COMMITTEE
October 9, 2006
MINUTES
I. CALL TO ORDER
Chair Lynn Norman called the meeting to order at 5:00 p.m. in the Council
Chambers located on the first floor of Auburn City Hall, 25 West Main Street,
Auburn, WA. Committee members present were: Member Gene Cerino,
Member Nancy Backus. Also present were Interim Planning, Building and
Development Director David Osaki; City Attorney Dan Heid; Parks, Recreation
and Arts Director Daryl Faber; Development Services Coordinator Steve
Pilcher, Senior Planner Jeff Dixon, Economic Development Manager Dave
Baron, Planner Bill Mandeville, Senior Planner Elizabeth Chamberlain and
Planning, Building and Development Secretary Carolyn Brown.
Public present: Mark Hinshaw, with LM Architects, Jeff Oliphant; Mark Hancock
with Segale Corporation; and Jim Schack and Gary Venn with Utility Vault
II. APPROVAL OF MINUTES
A. Minutes of the September 25, 2006 meeting. Member Cerino moved to
approve the minutes as corrected. Member Backus second the motion.
Member Backus stated on Page 6, the 6th paragraph, regarding a CD
copy should include "one copy to staff for review"
Motion approved unanimously. 3-0
III. ACTION
A. Resolution No. 4102 - Puget Sound Energy Easement at Game Farm
Park
Parks, Arts and Recreation Director Faber stated this Resolution is a request
for an expansion of existing easement so PSE can install an underground vault
to accommodate the Sprint PCS wireless communications facility stored in an
enclosed structure at Game Farm Park. The facility is currently using power
from a generator that is very loud.
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Plannina & Community Development Committee Minutes
October 9. 2006
Member Cerino made the motion to forward Resolution No. 4102 to City
Council for approval. Member Backus second.
Motion approved unanimously. 3-0
B. Ordinance No. 6048 - Amendment to Ordinance No. 5979 correcting the
legal description of Annexation 06-0002.
Planner Mandeville stated this request is to correct a scrivener's error.
Ordinance 5979 inadvertently included certain road right-of-way descriptions in
the legal description. Ordinance No. 6048 removes the incorrect right-of-way
Member Cerino made the motion to forward Ordinance No. 6048 to City
Council for approval. Member Backus second.
Motion approved unanimously. 3-0
IV. DISCUSSION
Mr. Baron distributed the analysis of the Buxton study for the Committee to
read and study. Mr. Baron noted that Buxton will come in with a final revised
map and the retail pairings for Auburn. Chair Norman asked Mr. Baron to come
back to the November 13 meeting and if anything in the study changes, please
let the Committee know.
A. Ordinance No. 6051 - Amending the ACC relating to powers and duties
of the Mayor
City Attorney Heid related the background for this Ordinance. A person
recently passed away in the City and the family did not have the resources to
take care of the funeral. So the question arose regarding whether the City has
the power to provide funds to assist the poor with funeral arrangements.
Washington State has a law that says cities can support the infirm and
impoverished. Mr. Heid stated this Ordinance will allow the Mayor to provide
city funds to the poor and infirm, at his discretion. Mr. Heid added there
currently is nothing in City Code to allow the Mayor to help out without going to
the full City Council. This Ordinance will allow the Mayor to utilize flexibility in
this area for individuals qualifying for financial support.
The Committee discussed whether the Mayor's authority should be limited to a
specific amount, the draft does not contain any limitation or specific amount.
The Committee feels comfortable with a $10,000 limit. Mr. Heid stated he will
revise the Ordinance and return to it to the Finance Committee for their
consideration.
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October 9. 2006
B. Downtown Urban Center Zone/Design Standards
Development Services Coordinator Steve Pilcher stated this matter is at the
point where policy direction is needed. Mr. Pilcher reviewed with the
Committee some of the ways other cities are regulating parking in their
downtown areas. Mr. Pilcher noted that a variety of approaches are being
used. Mr. Pilcher also discussed the FAR (floor area ratio) issue. Staff had
examined Project Ace and one other conceptual project proposed for an entire
city block to determine whether the fit within the FAR limits suggested in the
draft Code. Both projects would be compliant. Mr. Pilcher stated that both
street level retail and structured parking provide significant bonuses to a
developer. Mr. Pilcher stated this would allow a developer a lot of flexibility
designing a project.
Mr. Pilcher also discussed the parking ratio per dwelling unit required and
whether additional parking is possible. He noted the draft code allows a
maximum of two stalls per unit. A bigger challenge for a developer would be to
have an exclusively commercial project without residential component. The
proposed regulations basically encourage parking structures and discourage
surface parking lots, which he stated is appropriate for a downtown, pedestrian-
friendly environment.
Chair Norman asked Mr. Hinshaw about the time it takes to create this synergy
in downtown and to see a change in demographics in the downtown core. She
also noted there may be a gap between transit oriented development and
retirees.
Mr. Hinshaw stated a smaller city can't compare their area with downtown
Seattle or Bellevue. The City of Auburn could look at communities the size of
Kirkland or Edmunds. He added the numbers proposed for Auburn reflect the
commuter influence and the numbers are sized for a medium sized community.
The Committee discussed whether some blocks that would be better served as
residential only and some commercial only and where a mixed use would not
work.
Mark Hinshaw discussed FAR and how it would weigh in favor of residential.,
however, it still encourages mixed use. Mr. Hinshaw added most urban centers
want lot line to lot line buildings and don't want to waste the land on asphalt;
parking should be within the building or under the building.
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The Committee discussed parking needed for events or restaurants on nights
or weekends. The Committee discussed the desire of a larger type restaurant
to want a lot of parking space and how a large parking area is a draw for
patrons. The Committee discussed the various uses of other parking facilities.
Also, people need to be able to find the parking lots. Chair Norman noted
providing the right environment will encourage people to come downtown.
Jeff Oliphant, 3700 Beazer Road, Bellingham spoke on the FAR and building
downtown. Mr. Oliphant noted that at this time the City is focused on the FAR.
He noted that the City already has a key asset downtown in the hospital, which
is a major employer. Mr. Oliphant stated that if the City wants to have a decent
size medical building, a developer will need to build up. However, the FAR
standards limit the ability to do so. He also added that he is not sure that retail
or residential makes sense in a medical building.
Mr. Oliphant discussed the Truitt Building and other examples, such as the
Justice Center, which he feels doesn't meet the FAR standards included in the
draft regulations. Mr. Oliphant believes it is counterproductive to have the low
FAR. Mr. Oliphant noted that Applebees Restaurant would not come to the City
without a lot of parking. Some developments do not encourage allowing other
businesses to park on their lots and some cities provide free parking structures
that are subsidized. Mr. Oliphant also noted several other reasons, such as in
the downtown area the lot sizes are too small to put in parking structures on an
individual basis. Also, the soil is poor as it was originally a river bed, therefore,
limits the potential to inexpensively build structured parking.
Mr. Oliphant concluded by stating he is not sure if the City would need FARs as
a 3 or 4 story building should be enough. He suggested simply using a
maximum building height. Also, he added he is not sure the City would want
residential next to the railroad or the hospital.
Mr. Hinshaw stated that FAR is the language of the development sector and
they want to know what they can achieve and what type of project they can
build in a particular area.
The Committee discussed the fact that the City is on a river bed, and in an
earthquake zone. Pilings would have to be driven to put in the infrastructure for
a 7 story building.
Member Cerino also asked staff to come back with a scenario to develop a two
story project on a non-housing project.
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Mr. Hinshaw added the regulations are to provide guidelines and not force a
developer into something he doesn't want. Mr. Hinshaw concluded by saying
the point is to make public amenities happen.
Chair Norman shared a newspaper article with the Committee, which was about
retirees looking for walkable communities, etc.
Chair Norman asked staff to process the new information heard tonight and
come back to the first meeting in November. Staff was also directed to present
the draft regulations to the Public Works Committee at their next meeting and
requested to make a presentation of the "flyover" CD at the committee's next
meeting.
C. 2006 Comprehensive Plan Amendments -
Ms. Chamberlain stated staff provided a summary matrix of the list of
amendments. Ms. Chamberlain noted the Planning Commission held two
public hearings, one in September and one the first week in October.
Ms. Chamberlain asked if the Committee had any questions on the first 12
Comprehensive Plan Amendments that are city owned. The Committee had no
questions.
Ms. Chamberlain discussed Comprehensive Plan Map Amendments (CPM) for
areas 13, 14, 15, 16, and 17. Planning Commission recommended approval on
these five map amendments. Ms. Chamberlain continued with Area 18. She
stated there was public testimony on Area 18, which is a warehouse behind
Best Western off 8th Street SW. This area is currently light industrial and the
recommended change is to heavy commercial. Ms. Chamberlain noted the
Planning Commission recommended denial. Mr. Osaki provided the
Committee with the Planning Commission's reasoning for denial as Area 18 is a
relatively new development only 6-7 years old and fully occupied and was built
as a warehouse distribution center with no visibility from C Street or 8th Street.
Area 19, which is west of C Street SW to the railroad tracks and north of 15th
Street SW is a mixture of current Public/Quasi-Public and Heavy Industrial
designated land with a proposal to heavy commercial. Ms. Chamberlain noted
the Planning Commission recommended denial. The Planning Commission's
reasoning for denial is the lack of visibility from C Street SW and Highway 18.
Ms. Chamberlain noted a representative of the Segale property owner spoke at
the public hearing and is not in favor of the proposed map amendment.
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October 9.2006
Area 20 on A Street SE is the location of the Utility Vault Company. Mr. Osaki
noted the Planning Commission recommended denial based on testimony of
the owner, which covered the long term ownership, substantial investment,
commitment to the community, and long term prospect of owning the business.
Area 21 on A Street SE is the auto auction, auto wrecking yard, vacant land,
and other small businesses. Ms. Chamberlain noted the Planning Commission
recommended denial. Also, this was based on the testimony of the auto
auctions underlying property owner's representative, who discussed being long
standing business that is not visible from A Street SE, with residential to the
east that is screened with heavy vegetation.
Area 22 is the Danner property off Oravetz Road SE near Auburn Riverside
High school. Ms. Chamberlain noted the Planning Commission recommended
denial. This site is not visible from A Street SE and access is an issue, creating
more traffic on a dead end street.
Area 23 is located just west of downtown near the West Auburn High School.
This area includes the Waste Management facility. Ms. Chamberlain noted the
Planning Commission recommended denial. A representative of Waste
Management testified about the long term commitment, and the fact that the
company recently purchased a new lot and is ready to expand.
Area 24 is located south of the Skills Inc. property (Area 16) off of I Street NE
and 30th Street NE. The current land use designation of Public/Quasi-Public
reflects a previous plan of housing a fire station at this site. That is no longer
an option. This property is already zoned C-3 but bringing the Comp Plan into
line with the zoning.
Area 25, the area bounded by A Street SE to B Street SE and 8th Street SE to
17th Street SE was recommended for approval by the Planning Commission.
The current land use designation is Heavy Commercial along A Street SE and
Moderate Density Residential within the interior of Area 25. The
recommendation is to Light Commercial.
Ms. Chamberlain reviewed Policy/Text Amendments (P/T) 1-4, which adopted
the capital facilities plan of the four school districts that serve the City of
Auburn. PIT #5 is the City's capital facilities plan. Planning Commission
recommended approval on PIT #1-5. Ms. Chamberlain stated PIT 6 are the
miscellaneous text amendments to various chapters of the comprehensive
plan, which includes the transportation plan. The Planning Commission
recommendation is pending as the public hearing was continued to October 24,
2006 at 7:00 p.m.
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Plannina & Community Development Committee Minutes
October 9. 2006
Member Cerino asked when the City will incorporate these into the
Comprehensive Plan. Ms. Chamberlain stated staff will finish the last public
hearing and then do a more in depth presentation to Committee and to full
Council at the first meeting in December.
Mr. Osaki stated staff will bring back the comprehensive plan amendments to
the Planning and Community Development Committee at the end of October.
V. INFORMATION
A. PCDC Status Matrix
Chair Norman noted the presentation about Olson Farm, will either be on the
October 23rd or the November 13th agenda. She asked that Mayor Pro Tem
Singer be invited to the meeting when this item is scheduled.
Dave Baron will do the Buxton presentation on November 13, 2006
VI. OLD BUSINESS
Chair Norman stated she is surprised at the number of electronic signs on
Auburn Way N. She would like the Committee to obtain information on the sign
code regarding electronic signs.
Chair Norman noted that Councilmember Wagner brought up a point about
storing different kind of materials on industrial properties. Chair Norman
requested that this be added to the matrix
VII. ADJOURNMENT
There being no further business to come before the Planning and Community
Development Committee, the meeting was adjourned at 6:54 p.m.
APPROVED THE dJr!:. DAY OF ~~b.
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Carolyn Brown, Secretary
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